Buying in Florida has a few twists that catch people off guard, especially if you're coming from out of state. These are the eight things I walk through with every buyer.
1. Insurance comes first
Get a quote on the exact address before you're past your inspection period. Roof age, construction, and wind mitigation features all affect the price.
2. Know the flood zone
Flood risk isn't only on the coast. Check the FEMA map and ask whether flood insurance will be required, and what it costs even if it isn't.
3. Read the association documents
Most Florida homes and nearly all condos have an association. Budgets, reserves, rules and minutes tell you how it's run.
4. Condos are their own category
Florida's condo safety laws require inspections and reserves for many buildings. That's good for safety, but it can mean higher fees or assessments in some buildings. Lenders also review the building, not just you. See my condo due diligence guide.
5. Taxes reset when you buy
Your tax bill is based on your purchase, not the seller's bill. If it's your primary home, apply for homestead. It can lower the taxable value by up to $50,000 today, and it brings Save Our Homes protection, which limits yearly increases in assessed value to 3% or the change in CPI, whichever is lower. Amendment 3 passed on November 3, 2026 (as of Nov 5, 2026: 61.98% Yes per Florida Election Watch), so starting in 2027 the non-school homestead exemption rises to $150,000, then $250,000 in 2028 with inflation adjustments afterward, with newer residents starting at $50,000 until year five.
6. Inspections matter more here
Heat, humidity and storms are hard on homes. A wind mitigation and four-point inspection may be needed for insurance.
7. The market is local
Statewide headlines don't tell you about your street or building. Look at recent sales nearby.
8. Total monthly cost, not price
Mortgage, taxes, insurance, HOA and maintenance. That's your real number.
If you're looking at luxury condos in West Palm Beach, our building reports estimate a True Cost for each tower, and the search shows what's available now.
— Joel Poulin, Broker Associate | The Corcoran Group · (561) 556-3668